Thailand Property Transfer Fees & Taxes 2025 — Complete Buyer & Seller Guide
All fees when buying or selling property in Thailand: transfer fee, specific business tax, stamp duty, withholding tax, mortgage registration. Who pays what and how to calculate total closing costs.
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Thailand Property Transfer Fees — What You’ll Actually Pay
Property transactions in Thailand involve multiple fees and taxes that can add 6-10% to the total cost of buying, or reduce your proceeds by 4-7% when selling. Understanding these costs upfront is essential for accurate budgeting and negotiation.
This guide covers every fee involved in transferring property ownership at the Land Department.
Complete Fee Breakdown
Standard Fees at Transfer
| Fee | Rate | Basis | Typically Paid By |
|---|---|---|---|
| Transfer fee | 2% | Appraised value | Buyer (or split) |
| Specific Business Tax (SBT) | 3.3% | Sale price or appraised value (higher) | Seller |
| Stamp Duty | 0.5% | Sale price or appraised value (higher) | Seller |
| Withholding Tax | 1–5% (progressive) | Appraised value | Seller |
| Mortgage registration | 1% | Loan amount | Buyer |
Key Rule: SBT and Stamp Duty are mutually exclusive. You pay SBT if owned less than 5 years, or Stamp Duty if owned 5 years or more.
Transfer Fee (2%)
The transfer fee is the most straightforward cost:
- Rate: 2% of government appraised value
- Basis: Land Department’s appraised value (often lower than market price)
- Paid by: Negotiable, conventionally the buyer
- Paid at: Land Department office on transfer day
Government Appraised vs Market Value
The Land Department maintains appraised values for all land and buildings. These are typically:
- Land: 50–80% of market value in urban areas
- Condos: 60–90% of market value
- Buildings on land: Depreciated value based on age and construction type
Example: A condo selling for 5,000,000 THB might have an appraised value of 4,000,000 THB
- Transfer fee: 4,000,000 × 2% = 80,000 THB (not 100,000)
Specific Business Tax (3.3%)
SBT applies when property is sold within 5 years of acquisition:
- Rate: 3% SBT + 0.3% municipal tax = 3.3% total
- Basis: Sale price or appraised value, whichever is higher
- Exemption conditions:
- Owned for 5+ years (calendar years from acquisition)
- Seller’s name on house registration (tabien baan) for 1+ year
- Inherited property (counts from original acquisition date)
- Sold to government agencies
5-Year Rule Details
The 5-year period counts from the registration date at the Land Department:
- Purchased January 15, 2020 → SBT-free from January 1, 2025 (Thai calendar year counting)
- The count is by calendar year, not exact days, which can be advantageous
Example: Sale price 5,000,000 THB, appraised value 4,000,000 THB, owned 3 years
- SBT basis: 5,000,000 (higher of the two)
- SBT: 5,000,000 × 3.3% = 165,000 THB
Stamp Duty (0.5%)
If SBT doesn’t apply (owned 5+ years), stamp duty is charged instead:
- Rate: 0.5% of sale price or appraised value (whichever is higher)
- Much cheaper than SBT — this is why holding 5+ years saves money
Example: Same 5,000,000 THB sale, owned 6 years
- Stamp Duty: 5,000,000 × 0.5% = 25,000 THB
- Savings vs SBT: 140,000 THB
Withholding Tax
Withholding tax is calculated at the Land Department on transfer day. The method differs for individuals vs companies:
Individual Sellers
For individuals, withholding tax is calculated using a progressive method:
- Determine appraised value
- Deduct expenses based on holding period
- Divide remaining amount by years held
- Apply progressive income tax rates
- Multiply tax result by years held
Expense Deductions by Holding Period
| Years Held | Deduction Rate |
|---|---|
| 1 year | 92% |
| 2 years | 84% |
| 3 years | 77% |
| 4 years | 71% |
| 5 years | 65% |
| 6 years | 60% |
| 7 years | 55% |
| 8+ years | 50% |
Withholding Tax Calculation Example
Property appraised at 4,000,000 THB, held 5 years:
| Step | Calculation | Amount |
|---|---|---|
| Appraised value | 4,000,000 | |
| Less: expense deduction (65%) | 4,000,000 × 65% | 2,600,000 |
| Taxable income | 1,400,000 | |
| Per year | 1,400,000 ÷ 5 | 280,000 |
| Tax per year (progressive) | On 280,000 | 14,500 |
| Total withholding tax | 14,500 × 5 | 72,500 |
Corporate Sellers
Companies pay a flat 1% withholding tax on the appraised value or sale price (whichever is higher):
- Example: 5,000,000 × 1% = 50,000 THB
Mortgage Registration Fee (1%)
If the buyer takes a mortgage:
- Rate: 1% of the loan amount
- Paid by: Buyer
- Example: 3,500,000 THB loan × 1% = 35,000 THB
Total Cost Scenarios
Scenario 1: Cash Buyer, Seller Owned < 5 Years
Property: Condo, sale price 5M THB, appraised 4M THB, seller held 3 years
| Fee | Calculation | Amount | Paid By |
|---|---|---|---|
| Transfer fee | 4M × 2% | 80,000 | Buyer |
| SBT | 5M × 3.3% | 165,000 | Seller |
| Withholding tax | Progressive on 4M, 3 yrs | 68,200 | Seller |
| Buyer total | 80,000 | ||
| Seller total | 233,200 | ||
| Combined | 313,200 (6.3%) |
Scenario 2: Mortgage Buyer, Seller Owned 5+ Years
Property: Condo, sale price 5M THB, appraised 4M THB, seller held 7 years, buyer loan 3.5M
| Fee | Calculation | Amount | Paid By |
|---|---|---|---|
| Transfer fee | 4M × 2% | 80,000 | Buyer |
| Mortgage registration | 3.5M × 1% | 35,000 | Buyer |
| Stamp duty | 5M × 0.5% | 25,000 | Seller |
| Withholding tax | Progressive on 4M, 7 yrs | 56,500 | Seller |
| Buyer total | 115,000 | ||
| Seller total | 81,500 | ||
| Combined | 196,500 (3.9%) |
Scenario 3: Split Fees (Common in Practice)
Many transactions split the transfer fee 50/50:
| Fee | Amount | Buyer Pays | Seller Pays |
|---|---|---|---|
| Transfer fee | 80,000 | 40,000 | 40,000 |
| Mortgage registration | 35,000 | 35,000 | 0 |
| SBT | 165,000 | 0 | 165,000 |
| Withholding tax | 68,200 | 0 | 68,200 |
| Total | 348,200 | 75,000 | 273,200 |
Government Stimulus Measures
Thailand periodically reduces transfer fees to stimulate the property market:
Recent Fee Reduction Programs
| Period | Transfer Fee | Mortgage Reg. | Conditions |
|---|---|---|---|
| Standard | 2% | 1% | Normal rates |
| Stimulus (when active) | 1% | 0.01% | Price cap applies |
| Typical price cap | — | — | Under 3-7M THB (varies) |
Savings example: 4M THB property during stimulus:
- Transfer fee savings: 4M × (2% - 1%) = 40,000 THB
- Mortgage reg savings: 3M × (1% - 0.01%) = 29,700 THB
- Total savings: ~70,000 THB
Note: These measures are temporary (usually 1-2 years) and subject to renewal. Always check current status before planning a purchase.
The Transfer Process
What Happens at the Land Department
- Both parties present with documentation (or Power of Attorney)
- Officer calculates all fees based on appraised value and holding period
- Fees are paid at the cashier (cash, cashier’s check, or bank transfer)
- New title deed issued in buyer’s name
- Process takes: 2-4 hours typically
Required Documents (Buyer)
| Document | Notes |
|---|---|
| Passport (original + copy) | For foreigners |
| Foreign Exchange Transaction Form (FET) | Proves funds transferred from abroad (condos) |
| Bank certification letter | Confirms fund transfer |
| Sale agreement | Original signed |
| Condo juristic person letter | Confirming foreign quota availability |
Required Documents (Seller)
| Document | Notes |
|---|---|
| Title deed (original) | Chanote or other title |
| ID card / passport | Original + copy |
| House registration | If claiming SBT exemption |
| Company documents | If corporate seller |
| Spouse consent letter | If married (applies to Thai sellers) |
6 Tips to Minimize Transfer Costs
1. Negotiate Fee Splitting
Everything is negotiable. In a buyer’s market, sellers may agree to pay all fees to close the deal. In a seller’s market, buyers may need to absorb more.
2. Time Your Purchase with Stimulus Measures
If the government is offering reduced fees, this can save 40,000-100,000 THB. Even delaying a purchase by a few months can be worthwhile if a stimulus announcement is expected.
3. Buy from 5+ Year Owners
Properties held over 5 years attract stamp duty (0.5%) instead of SBT (3.3%). This reduces the seller’s costs, potentially making them more flexible on price.
4. Check Appraised vs Market Value
Since fees are based on appraised value, properties where the appraised value is significantly below market price have lower transfer costs as a percentage of what you actually pay.
5. Consider Cash Purchase
Eliminating the 1% mortgage registration fee saves money upfront, though this must be weighed against the opportunity cost of tying up capital.
6. Use FET Correctly for Condos
Foreign buyers must bring funds into Thailand via international transfer and obtain a Foreign Exchange Transaction Form. Without this, you cannot register the condo in your name.
Calculate Your Transfer Costs
Use our Property Transfer Fee Calculator to get exact costs for your specific transaction. Also check the Home Loan Calculator for mortgage payment estimates, the Land & Building Tax Calculator for annual property tax obligations, and the Rent vs Buy Calculator for deciding whether purchasing makes financial sense.
Fee rates shown are standard rates as of 2025. Government stimulus measures may temporarily reduce certain fees. Withholding tax calculations are approximate — exact amounts are determined by the Land Department officer on transfer day. Consult a property lawyer for transaction-specific advice.